cavern master plan information note strategic cavern area … · 2019. 6. 13. · the hung shui kiu...
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Information Note (SCVA02 – Lam Tei)
CAVERN MASTER PLAN – INFORMATION NOTE
STRATEGIC CAVERN AREA NO. 02 – LAM TEI
This Information Note describes the characteristics, key development opportunities and constraints
of Strategic Cavern Area No. 02 - Lam Tei (the SCVA). It indicates the potential land uses suitable
for cavern development within the area, but would not pre-empt other possible land uses put forward
by the project proponents with justifications. It also denotes the extent of potential portal locations.
The spatial context of the SCVA is illustrated in the Reference Drawing appended to this Information
Note.
Reference should be made to the Explanatory Statement of the Cavern Master Plan for its
background and purposes, as well as the definition and delineation criteria of SCVAs.
1. Location Plan
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Information Note (SCVA02 – Lam Tei)
2. Strategic Cavern Area Details
Outline Zoning Plan (OZP): Draft Lam Tei and Yick Yuen OZP No. S/TM-
LTYY/9
Area: 69.8 ha
Maximum elevation in the SCVA: +293 mPD
Minimum elevation in the SCVA: +31 mPD
3. District Context
Location
The SCVA is located in the western part of the New Territories. To the north of the SCVA is
the Hung Shui Kiu New Development Area (HSKNDA) and Yuen Long South Development
Area (YLSDA). The northern part of Tuen Mun New Town is located to the west of the
SCVA. The majority of the SCVA, including its eastern, western and southern portions,
encroaches onto Tai Lam Country Park.
The SCVA is generally hilly with a maximum elevation of about +293 mPD. It partially
overlaps in the northern side with Lam Tei Quarry, which has been scheduled to cease
operation in 2022. The “Preliminary Land Use Study for Lam Tei Quarry and the Adjoining
Areas – Feasibility Study” (the Preliminary Land Use Study) commenced in June 2016. In the
proximity to the north and west of the SCVA, there are a number of key Government,
Institution and Community (GIC) facilities, including Yuen Long Fresh Water Service
Reservoir and Yuen Long Water Treatment Works (about 700 m to the north of the SCVA),
Tuen Mun Fresh Water Primary Service Reservoir (about 250 m to the west of the SCVA),
Tuen Mun Water Treatment Works (about 800 m to the west of the SCVA) and Lingnan
University (about 600 m to the west of the SCVA). The areas to the northwest of the SCVA
are mainly residential developments including a number of local village settlements. The
nearest of which is Fu Tei Ha Tsuen (about 300 m to the northwest of the SCVA). To the
north of the SCVA, Tin Shui Wai and Yuen Long are another two new towns with high-density
residential developments. Their population is expected to grow further with the HSKNDA1
and the YLSDA2.
1 The HSKNDA is a proposed new development area with about 218,000 population. It is positioned as a
“Regional Economic and Civic Hub” for the Northwest New Territories providing about 150,000 jobs. First
population intake is expected by 2024 and full development is targeted by 2037/38. [Source: Information Digest
and Revised Recommended Outline Development Plan (RRODP), Hung Shui Kiu New Development Area
Planning and Engineering Study, Planning Department and Civil Engineering and Development Department,
September 2016] 2 The YLSDA is a proposed extension of the Yuen Long New Town housing a total population of about 88,000
with provisions of supporting facilities. It will create about 10,500 jobs and first population intake is expected by
2027. [Source: Information Digest, Planning and Engineering Study for Housing Sites in Yuen Long South –
Investigation, Planning Department and Civil Engineering and Development Department, August 2017]
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Information Note (SCVA02 – Lam Tei)
Access
The SCVA is accessed from its northern edge via the access road on the west of Lam Tei
Quarry that connects to Fuk Hang Tsuen Road. Regional connections could be routed through
the nearby Yuen Long Highway, Tuen Mun Road and Castle Peak Road, which are located to
the north and northwest of the SCVA.
The MTR Light Rail Transit (LRT) runs along Castle Peak Road and the nearest station is Lam
Tei Station, which is at about 1 km to the northwest of the SCVA. Siu Hong Station of the
MTR West Rail Line is located at about 1.3 km to the west of the SCVA, which connects Lam
Tei to Kowloon. An additional MTR West Rail Station, Hung Shui Kiu Station, is proposed at
the HSKNDA, which is about 2 km to the northwest of the SCVA (subject to study).
Land Use Zoning
Under the Draft Lam Tei and Yick Yuen OZP No. S/TM-LTYY/9, the northern part of the
SCVA is zoned “Green Belt” and “Other Specified Uses” annotated “Quarry” (the part
overlaps with Lam Tei Quarry). The remainder of the area is not covered by any Statutory
Plan and is designated as Country Park. The zonings of the surrounding areas include “Green
Belt” and isolated “Government, Institution or Community” to the west of the SCVA, with the
rest being the Tai Lam Country Park.
For details of the latest land use zonings on the OZP, please refer to the Town Planning Board
website (http://www.tpb.gov.hk).
There is currently no existing or planned cavern facility within the SCVA.
4. Summary of Characteristics of Strategic Cavern Area
4.1. Boundary
The northern boundary of the SCVA is defined by the southern quarry face of Lam Tei Quarry.
The eastern and western boundaries of the SCVA are defined by the Hung Shui Hang Irrigation
Reservoir and Lam Tei Irrigation Reservoir and their connecting rivers respectively. The
southern boundary of the SCVA is defined by an extent at 800 m from the potential portal
location.
http://www.tpb.gov.hk/
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Information Note (SCVA02 – Lam Tei)
4.2. Geology
The solid geology of the SCVA is fine-grained granite, which belongs to Tai Lam Granite.
The SCVA is with the rock type that is suitable for cavern development. A number of
geological features, such as faults and isolated dykes, are identified within and in the areas
surrounding the SCVA. The excavated fine-grained granite within the SCVA is suitable for
reuse as construction aggregate.
Further geological information of the SCVA can be found in the 1:20,000-scale Geological
Map Sheet 6 (Yuen Long) published by the Geotechnical Engineering Office, Civil
Engineering and Development Department.
4.3. Planning
The SCVA is close to the existing urban development (i.e. Tuen Mun New Town), the
proposed key development areas (i.e. HSKNDA and YLSDA) and Lam Tei Quarry and the
adjoining areas. Given that the SCVA is well connected to the rest of the territory by several
highways and railways, there is potential for the SCVA to support the development of these
areas in its vicinity.
The northern part of Tuen Mun New Town, located to the west of the SCVA, is a local hub of
high-density residential developments (e.g. Fu Tai Estate) mixed with GIC facilities (e.g.
hospital, water treatment works, service reservoir, school, etc.). The SCVA will be able to
provide the solution space to support the potential expansion of Tuen Mun New Town, for
example, by relocating some of the suitable government facilities into caverns thereby
releasing surface land for other beneficial uses such as residential developments and
community facilities. This could help improve the quality of the built environment for more
effective utilisation of land resources in Tuen Mun New Town.
The SCVA is immediately adjoining Lam Tei Quarry, which has been scheduled to cease
operation in 2022. Project proponents should take into account the findings of the Preliminary
Land Use Study, such that the development of the SCVA could be integrated with that of Lam
Tei Quarry to bring about greater synergy effects and opportunities for future development.
The SCVA could also be used to house those supporting infrastructure facilities that are
required by the proposed residential developments in HSKNDA and YLSDA. In particular, it
is considered suitable for housing ‘Not-In-My-Backyard’ (NIMBY) type of facilities, such as
refuse transfer station or sewage treatment works, to minimise the nuisance to the community.
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Information Note (SCVA02 – Lam Tei)
Given the convenient access provided by the quarry site, there is potential to carry out
underground quarrying in the SCVA if there is a significant time lapse between the cessation of
surface quarry operation and the planned development of Lam Tei Quarry. The after use of the
cavern space formed by underground quarrying should be taken into account at its planning
and operation stage. The caverns so formed could be utilised to support future development of
Lam Tei Quarry and the adjoining areas.
The SCVA may overlap with the proposed possible alignment of Tuen Mun Eastern Bypass
and Route 11 which link to Yuen Long and Lantau Island. The development of the SCVA
shall also consider the design and capacity of the proposed traffic network being
planned/implemented at the time.
4.4. Environment
Environmental sensitive receivers to cavern development in the SCVA include the nearby
school (i.e. Lingnan University) and residential areas (e.g. Fu Tei Ha Tsuen). There are water
courses in close proximity to the SCVA (i.e. Hung Shui Hang and Lam Tei irrigation
reservoirs). In addition, two traditional burial grounds and the Fu Tei Ha Site of
Archaeological Interest are located to the northwest of the SCVA. A significant portion of the
SCVA also encroaches onto Tai Lam Country Park and partly encroaches onto the Water
Gathering Grounds.
All potential environmental constraints, which may impose restrictions on the cavern
development, should be identified and taken into account under the Environmental Impact
Assessment Ordinance (EIAO) and other relevant ordinances, such as the Country Parks
Ordinance. Project proponents are required to take into account the potential environmental
constraints when planning each cavern development project and undertaking the environmental
impact assessment under the EIAO to determine its environmental acceptability, potential
environmental impacts and environmental mitigation measures required.
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Information Note (SCVA02 – Lam Tei)
4.5. Traffic
Currently, the only direct access to the SCVA is through Lam Tei Quarry, which is further
connected to Castle Peak Road through Fuk Hang Tsuen Road. Road widening along Fuk
Hang Tsuen Road, which may be constrained by nearby developments, should be further
studied if it is required to cope with the additional traffic demand arising from the development
of the SCVA. The future development of Lam Tei Quarry, the proposed Tuen Mun Eastern
Bypass and Route 11 may provide new access roads to the SCVA. In this regard, the
development of the SCVA could be integrated with that of Lam Tei Quarry and the proposed
major road developments to minimise the interfacing issues. Project proponents should refer to
the latest available information on the nearby developments in order to bring about greater
synergy for future development. The project proponent shall assess the combined traffic
impact due to the development of Lam Tei Quarry and the SCVA. Further advice on the scope
of the Traffic Impact Assessment shall be sought by the project proponents.
The SCVA is connected to Tuen Mun New Town by local roads. The SCVA is also connected
to Yuen Long Highway and Kong Sham Western Highway via the Lam Tei Interchange, which
is at 1.3 km to the northwest of the SCVA. This allows for road network connection to the
northwest New Territories, to Shenzhen and in future, to Lantau via the Tuen Mun – Chek Lap
Kok Link.
4.6. Other Key Issues / Constraints for Cavern Development
There are pylons and overhead power lines running above the SCVA. In addition, the Water
Supplies Department’s Tai Lam Chung Supply Tunnel connecting to Tuen Mun Water
Treatment Works is located at about 400 m away from the southwestern boundary of the
SCVA. Owing to the difference in elevations, the pylons, overhead power lines and the tunnel
would unlikely pose any conflicts or insurmountable constraints to the cavern development
within the SCVA.
Conversely, there will be interfacing issues in case the development of the SCVA could not be
integrated with that of Lam Tei Quarry. Project proponents should take into account the future
development and proposed land uses of Lam Tei Quarry under the Preliminary Land Use Study.
5. Potential Land Uses
The potential land uses for the SCVA are as follows:
Land use* Description
Service Reservoir Lam Tei is home of various local villages (e.g. Fu Tei Ha
Tsuen). The nearby HSKNDA and YLSDA are also proposed
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Information Note (SCVA02 – Lam Tei)
Land use* Description
for residential developments as a new community in the district
and an extension of Yuen Long New Town respectively. There
is thus opportunity to develop suitable land use to support the
development of these residential areas, by relocating and/or
expanding some of the suitable infrastructure facilities, such as
service reservoir, to caverns.
Existing service reservoirs are found in the vicinity of the
SCVA. Relocation of the facilities to caverns may be
considered, thereby releasing the surface land for other
beneficial uses and for integration with the future development.
Sewage Treatment Plant
For the same reason as described above, the SCVA has the
potential to support the development of the existing and
proposed residential communities, by housing suitable
‘NIMBY’ type of facilities, such as sewage treatment plant, to
caverns. This could also minimize the nuisance to the existing/
proposed communities.
The potential portal location of the SCVA is away from
existing/proposed residential areas, which makes it more
compatible with such land use.
Refuse Transfer Station
For the same reason as described above, the SCVA has the
potential to support the development of the existing and
proposed residential communities, by housing suitable
‘NIMBY’ type of facilities, such as refuse transfer station, to
caverns. This could also minimize the nuisance to the existing/
proposed communities.
The potential portal location of the SCVA is away from
existing/proposed residential areas, which makes it more
compatible with such land use.
Underground Quarrying The SCVA is adjoining Lam Tei Quarry site, of which the site
setting is favourable for underground quarrying. The rock type
is suitable for aggregate production. Convenient access could
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Information Note (SCVA02 – Lam Tei)
Land use* Description
be provided via the quarry site if there is a significant time
lapse between the cessation of surface quarry operation and
planned development of Lam Tei Quarry. If the
implementation could be synchronised and integrated with that
of the future Lam Tei Quarry development, adverse impacts on
both developments may be minimised.
There is a steady demand for aggregate production in Hong
Kong and it is more sustainable to produce aggregate locally
than import. The underground space so created could also be
utilised for supporting future development of Lam Tei Quarry
and should be taken into account at its planning and operation
stage.
Note: Zoning amendment/planning application may be required to facilitate the pursuit of the above
potential land uses.
* Upon the recommendations of the Preliminary Land Use Study, the list of potential land uses
to be accommodated in the SCVA should be updated.
6. Extent of Potential Portal Locations
The extent of the potential portal location is shown on the Reference Drawing.
The SCVA is accessed from the existing quarry face at the southern side of Lam Tei Quarry,
which could provide an easy access to the hillside for cavern development. The future
development of Lam Tei Quarry may provide new access roads to serve the cavern facilities.
Multiple portals could be formed on the quarry face at different elevations if needed. The
project proponents shall consider the latest design and capacity of the traffic network and
assess whether road upgrades are required to support traffic load induced by the cavern
developments. Based on the site setting, the potential of natural terrain hazards affecting the
potential portal location is unlikely.
Project proponents should carry out further studies on identifying specific locations of portals
for the proposed cavern development.
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Information Note (SCVA02 – Lam Tei)
7. Concluding Remarks
The SCVA presents an opportunity for locating suitable land uses in rock caverns to serve the
neighbouring existing and proposed residential communities (e.g. by housing service
reservoirs). It also has the potential to house ‘NIMBY’ type of facilities (e.g. sewage treatment
plant and refuse transfer station) to minimise the nuisance to the community. The development
of the SCVA could be integrated with the development of Lam Tei Quarry site by
accommodating underground quarrying which will provide local rock resources. Project
proponents for cavern development should take due consideration of the existing and proposed
residential developments, environmental sensitive receivers, accessibility for cavern
development including the proposed Tuen Mun Eastern Bypass and Route 11, and findings of
the Preliminary Land Use Study, to minimise the interfacing issues and bring about greater
synergy and opportunities.
8. Notes
The Cavern Master Plan and all supporting documents do not exempt project proponents for
cavern development from following the relevant statutory and planning procedures.
Information including the potential land uses and the extent of potential portal locations
indicated in this Information Note should serve as reference materials only. In formulation of
development proposals, project proponents should conduct the necessary studies and
assessments relevant to each project stage. Reference should be made to the “Implementation”
section of the Explanatory Statement of the Cavern Master Plan for further details.
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